In fact, it's very simple - buy a property at retail price and pay cash!

I see one forclosure every few months and many of them are owned by a local bank that puts over retail prices on them and loves being a landlord.

If I contract a deal and retail it before closing how do I transfer and secure funds without putting my own money in?

You might go to the new member section of BP and start a new post with an introduction of yourself and what you do: New Member IntroductionsI for one would be interested in learning more about the areas in WA you target for your clients and what kind of discounts off retail prices you're seeing at the auctions.BP has a guide for Realtors working with investors here you might find helpful: Real Estate Agent Working With InvestorsBP is a great community.

Here is what I mean.We can get good rehab-prices on the plumbing and electrical work, but often these contractors are not able or willing to do the drawings needed for the permit.We have found contractors who will do the drawings, but they are also busy with new construction and retail remodeling.

Retails for about $200 and is worth it IMO.

In your market, SoCal, you're facing massive competition both online and offline.

We have flipped a few houses in flood zones, but always reduce our purchase price to reflect the reduced sale price on the retail side. 

Yes, rent weekly in Oz - 52 weeks, makes a massive difference

The home sits on a double lot with a massive yard in a very desirable A school district ( people literally buy homes in this area just to send their children to this particular school).  2 of the 3 siblings have agreed to a purchase price of $60,000 and I cover all closing costs and do diligence money ( survey, title search/ insurance, real estate attorney, etc...).